SUBDIVISION REGULATIONS

Transcription

1 SUBDIVISION REGULATIONS WASHINGTON COUNTY, TENNESSEE DATE ADOPTED MARCH 1981 RE-ADOPTED APRIL 4, 2010 AMENDED

2 Prepared For The Washington County Regional Planning Commission Joe McCoy, Chairman Sam Lindley, Vice Chairman Grant Summers Tim Hicks Commissioner Pat Wolfe Commissioner Robbie McGuire Commissioner Mark Larkey This copy is not official unless received by the Washington County Zoning Administrator or designee, signed, sealed and dated. Maintained By the Washington County Zoning Administrator s Office 100 East Main Street Suite 103 Jonesborough, TN With the assistance of the First Tennessee Development District Local Planning Division & D.T. Wood Engineering

3 TABLE OF CONTENTS ARTICLE I. PURPOSE, AUTHORITY AND JURISDICTION... 1 A. Purpose... 1 B. Authority... 1 C. Jurisdiction... 1 ARTICLE II. PROCEDURE FOR PLAT APPROVAL... 2 A. General... 2 B. Informal Consultation... 2 C. Preliminary Subdivision Plan... 2 D. Final Plat... 6 ARTICLE III. GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF DESIGN A. Street B. Blocks C. Lots D. Public Use and Service Areas E. Suitability of the Land F. Large Tracts or Parcels G. Waivers H. Zoning or Other Regulations I. Stormwater 34 ARTICLE IV. DEVELOPMENT PREREQUISITE TO FINAL APPROVAL A. Required Improvements B. Guarantee in Lieu of Completed Improvements ARTICLE V. ENFORCEMENT AND PENALTIES FOR VIOLATIONS A. Enforcement B. Penalties ARTICLE VI. ADOPTION AND EFFECTIVE DATE APPENDIX A APPENDIX B APPENDIX C PERFORMANCE BOND FORM FORMS AND FINAL PLAT CERTIFICATIONS LIST OF MATERIALS FOR PUBLICLY MAINTAINED STORM DRAINS

4 Page 1 SUBDIVISION REGULATIONS OF THE WASHINGTON COUNTY, TENNESSEE REGIONAL PLANNING COMMISSION (HEREAFTER REFERRED TO AS THE PLANNING COMMISSION) ARTICLE I. PURPOSE, AUTHORITY AND JURISDICTION A. Purpose Land subdivision is the first step in the process of community development. Once land has been cut up into streets, lots and blocks and publicly recorded, the correction of defects is costly and difficult. Subdivision of land sooner or later becomes a public responsibility, in that roads and streets must be maintained and various public services customary to urban areas must be provided. The welfare of the entire community is thereby affected in many important respects. It is therefore to the interest of the public, and developer and the future owners that subdivisions be conceived, designed, and developed in accordance with sound rules and proper minimum standards. The following subdivision regulations guiding the planning commission are designed to provide for the harmonious development of the planning region; to secure a coordinated layout and adequate provision for light, air, recreation, transportation, water, drainage, sewer, and other sanitary facilities. B. Authority These subdivision regulations are adopted under the authority granted by Sections l3-3-40l, through l of the Tennessee Code Annotated. The planning commission has fulfilled the requirements set forth in these acts as prerequisite to the adoption of such regulations. A certified copy of the Washington County Major Thoroughfare Plan was filed in the office of the Registrar of Washington County, Tennessee. C. Jurisdiction These regulations shall govern all subdivision of land within the planning region of Washington County as now or hereafter established, and within the Washington County Planning Region as established by resolution of the Local Government Planning Advisory Committee. Within these regulations the term "subdivision" shall mean the division of a tract or parcel of land into two or more lots, sites or divisions for the purpose whether immediate or future, of sale or building development, and includes resubdivision and, when appropriate to the context, relates to the process of subdividing or area subdivided. Any owner of land within this area wishing to subdivide land shall submit to the Washington County Regional Planning Commission a plat of the subdivision according to the procedures outlined in Article II., this plat shall conform to the minimum requirements set forth in Article III. Improvements shall be installed as required by Article IV of these regulations.

5 Page 2 ARTICLE II. PROCEDURE FOR PLAT APPROVAL The procedure for review and approval of a subdivision plat consists of three separate steps. The initial step is the early informal consultation with the planning commission technical staff for advice and assistance. The second step is the preparation and submission to the planning commission of a preliminary subdivision plan. The third step is the preparation and submission to the planning commission of a final plat together with required certificates. This final plat becomes the instrument to be recorded in the office of the county register when duly signed by the secretary of the planning commission. A. General l. Any owner of land lying within the Washington County Planning Region wishing to divide such land into two or more lots, sites or divisions, for the purpose, either immediate or future of sale or building development, or wishing to resubdivide for this purpose, shall submit a plan of such proposed subdivision to the Washington County Regional Planning Commission for approval and shall obtain such approval prior to the filing of his subdivision plat for record. This plan shall meet the standards of design for the subdivision of land as set forth in Article III. of these regulations and shall be presented in the manner specified in the following section of this article. No plat of a subdivision of land within the Washington County Planning Region shall be filed or recorded by the Registrar of Washington County without the approval of the planning commission as specified herein. 2. In order to secure review and approval of the planning commission of a proposed subdivision, the prospective subdivider shall, prior to the making of any street improvements or installations of utilities, submit to the planning commission a preliminary subdivision plan as provided in Section C, below. On approval of said preliminary subdivision plan, he may proceed with the preparation of the final plat and other documents required in connection therewith as specified in Section C and the improvements set forth in Article IV. 3. A subdivision may omit the submission of a preliminary subdivision plan, submitting only a final plat if the following conditions are met: a. All public improvements as set forth in Article IV are already installed. Any construction, installation, or improvements of any public improvements shall require the submission of a preliminary subdivision plan as prescribed by Section C of Article II, except as follows. If a proposed subdivision fronts upon an existing public road and only minor public road, public utility, and/or public drainage improvements are needed, the planning commission, based on a recommendation from the Washington County Departments, may waive the requirements for the preliminary approval, and permit the developer to submit only a final plat. See also Article III.A.5. b. The subdivider has consulted informally with the planning commission technical staff for advice and assistance before the preparation of the final plat and its formal application for approval. B. Informal Consultation The subdivider shall consult early and informally with the planning commission technical staff for advice and assistance before the preparation of the preliminary subdivision plan and its formal application for approval. This will enable him to become thoroughly familiar with these regulations, the Major Thoroughfare Plan and other official plans or public improvements which might effect the area. Such informal review should prevent unnecessary and costly revisions. C. Preliminary Subdivision Plan l. At least thirty (30) days prior to the meeting at which it is to be considered, the subdivider shall submit to the secretary of the planning commission four (4) copies of a preliminary subdivision plan and a PDF digital copy of the proposed subdivision in order

6 Page 3 to allow the planning commission technical staff and utilities heads time to review and prepare recommendations to the planning commission. The subdivision plat shall be drawn to a scale of not less than one inch equals one hundred (100) feet. At the time of such submission the secretary of the planning commission shall issue a receipt acknowledging said submission. Neither the submission of the preliminary subdivision plan to the secretary of the planning commission or the receipt issued by the secretary of the planning commission shall constitute submission of the preliminary subdivision plan for consideration by the planning commission. 2. The preliminary subdivision plan shall be presented to the planning commission at its next meeting by the secretary or the acting secretary of the planning commission for the consideration for approval, disapproval or approval subject to modification. Failure to present the preliminary subdivision plan by the secretary or the acting secretary shall not relieve the planning commission of its responsibilities to consider said subdivision plan. 3. The subdivision plan which shall meet the minimum standards of design as set forth in Article III and the general requirements for the construction of public improvements as set forth in Article IV shall give the following information insofar as possible: a. The proposed subdivision name and location, the name of the designer of the preliminary subdivision plan who shall be a design professional in accordance with State of Tennessee regulations. b. Date, approximate north point and graphic scale. c. The location of existing and platted property lines, streets, building, water course including undisturbed buffer, railroads, sewers and diameters, bridges, culverts with diameters, drain pipes and diameters, water mains and diameters, and any public utility and drainage easements, the present zoning classifications, on the land to be subdivided and on the adjoining land; and the names of adjoining property owners or subdivisions. d. A construction plan set which shall include the following information which may be shown on the same sheets as long as the information on the sheets can be easily distinguished and understood: 1. A complete layout plan showing the locations and dimensions of all proposed improvements including but not limited to roads, rights of way, lots, and existing and proposed easements. Also provide notes or labeling stating zoning, lot areas, lot widths and depths, minimum lot size allowable, and density allowable and provided. 2. A complete grading and drainage plan showing all improvements including all proposed streets, easements, storm drains, swales, ditches, reserved areas and lot drainage; 3. A complete stormwater management plan and calculations, as required, in accordance with all County and State regulations including but not limited to peak runoff control and post construction water quality. 4. A complete public road plan and profile of all streets showing centerline stations, horizontal and vertical radii, any other layout information needed for construction, typical cross sections of proposed roadways, swales and ditches as well as both existing and proposed finished grades of paved rights-of-ways and special ditches, and details of all structures which are part of the physical improvements in the subdivision. All proposed drainage structures including manholes, catch basins, junction boxes, storm drains, ditches, and other drainage facilities including headwalls shall be shown on the plan. Washington County Highway Department shall review the road plans and profiles and provide the Washington County Zoning Office written comments in a timely fashion to incorporate their review comments into an overall plan review response back to the developer/applicant before the Planning Commission meeting.

7 Page 4 5. Erosion and sediment control plan in accordance with all County and State regulations. 6. Public water and/or sanitary sewer plans in accordance with all regulations of the public utility provider and State regulations. 7. Details as appropriate. 8. Any other plan, report, or calculations, as appropriate. e. The distance and bearing of one of the corners of the boundary of the subdivision to the nearest intersection of existing streets or roads and to an original corner of the original survey of which it is a part or a key map showing relation of subdivision to well-known streets, railroads, and water courses in all direction to a distance of at least one-half mile. Suggested scale: One inch equals 2,000 feet. f. Plans of proposed utility layouts (sanitary and storm sewers, water, and electricity) showing feasibility of connections to any existing or the proposed utility system. When such connections are not practicable, any proposed individual water supply and/or sewage disposal system must be approved by the State of Tennessee. g. The names, locations, widths, and other dimensions of proposed streets, alleys, easements, parks, and other open spaces, reservations, lot lines, building lines and utilities. h. Contours at vertical intervals of not more than five feet, except when specifically not required by the planning commission. i. The acreage of the land to be subdivided, square footage for each lot, and the depths and widths of each lot. j. If any portion of the land being subdivided is subject to flood, the area subject to flood shall be shown and elevations given, if available. A notation stating whether or not any portion of the property to be subdivided lies within a flood hazard area, shall be based upon review of the latest applicable FEMA Flood Insurance Rate Map(s). The map panel number(s) and effective date shall be indicated on the plat. 4. Within sixty (60) days after submission of the preliminary subdivision plan, the planning commission will review it and indicate its approval, disapproval, or approval subject to modifications as a basis for the preparation of the final plat. If a subdivision plan is disapproved, reasons for such disapproval will be stated in writing. If approved subject to modifications, the nature of the required modifications will be indicated. 5. The approval of the preliminary subdivision plan by the planning commission will not constitute acceptance of the final plat and will not be indicated on the preliminary subdivision plan. 6. Failure of the planning commission to act on the preliminary subdivision plan within sixty (60) days after being presented at a planning commission meeting in accordance with subsections C.l and C.2 of this Article will be deemed approval of this subdivision plan, and a certificate to that effect shall be issued by the commission on demand, provided, however, that the applicant may waive this requirement and consent to the extension of such period. 7. One copy of the preliminary subdivision plan will be returned to the subdivider with any notations at the time of approval or disapproval and the specific changes, if any, required.

8 Page 5 8. The approval of the preliminary subdivision plan shall lapse unless a final plat based thereon is submitted within one year from the date of such approval unless an extension of time is applied for and granted by the planning commission. 9. If the subdivision is going to be developed and submitted as final plats as phases of the preliminary subdivision plan, the phase must be designated and titled in alphabetical characters. 10. No subdivision shall use the name of an existing subdivision except as noted in Article II,C.9.

9 Page 6 D. Final Plat 1. The final plat shall conform substantially to the preliminary subdivision plan as approved, and, if desired by the subdivider, it may constitute only that portion of the approved preliminary subdivision plan which he proposes to record and develop at the time, provided, however, that such portion conforms to all requirements of these regulations. If a proposed subdivision fronts upon an existing public road and no, or minor, public road, public utility, and/or public drainage improvements are needed, the planning commission, based on a recommendation from the Washington County Departments, may waive the requirements for the preliminary approval, and permit the developer to submit only a final plat. See also Article III.A For projects that require public improvements, an as-built survey of the public improvements including, but not necessarily limited to, pavement, curbing, storm drain, and other utilities shall be provided to the Washington County Zoning Administrator and the Highway Department for review and approval before final plat approval. The as-built survey shall be prepared by a licensed land surveyor and/or professional engineer. The required elements of the as-built shall be determined by the Washington County Departments and the Utility Providers. 3. Prior to the approval of a final plat, the following minimum inspections of improvements shall be performed and written documentation provided to the Zoning Administrator: a. Public road improvements including pavement and curbing by the Washington County Highway Department. b. Public drainage improvements including inlets, catch basins, headwalls, pipes, and swales by the Washington County Highway Department and the Stormwater Program Manager or designee. c. Public water and sanitary sewer lines by the Utility Provider. d. Stormwater management facilities-both public and private-by the Stormwater Program Manager or designee e. Erosion and Sediment Control measures and stabilization of the disturbed areas by the Stormwater Program Manager or designee. 4. In order to allow the planning commission technical staff and utilities heads time to review and prepare recommendations to the planning commission, the final plat shall be submitted to the planning commission at least thirty (30) days prior to the meeting at which it is to be considered. The subdivider shall submit four (4) copies (black and white prints or blue line prints), and a digital version, PDF document or other acceptable format if requested, of the drawings, together with other plans that may be required by the planning commission. At the time of such submission the secretary of the planning commission shall issue a receipt acknowledging said submission. 5. The final plat shall be presented to the planning commission at its next meeting by the secretary or acting secretary of the planning commission for consideration for approval or disapproval; provided that if the plat of subdivision divides the tract into no more than two (2) lots, the approval may be endorsed in writing on the plat by the secretary of the commission without the approval of the regional planning commission, upon certification and endorsement in writing on the plat by the planning staff of the regional planning commission that the subdivision complies with the Subdivision Regulations of Washington County; provided, further, that no request for a variance from said regulations has been made. 6. The plat shall be drawn to a scale of one inch equals one hundred (100) feet on sheets eighteen (18) by twenty-four (24) inches or of an approved size to correspond to local plat book dimension; provided that subdivisions containing no more than two (2) lots may be drawn at such scale as may be required by the planning staff on a sheet eight and one half (8.5) by fourteen (14) inches and registered as an attachment to the deeds of the property and placed in the deed books in the Registrar's Office of Washington County. When more than

10 Page 7 one sheet is required, an index shall be provided showing the entire subdivision with the sheets lettered in alphabetical order as a key or other means such as labeling each sheet Plat Sheet 1 of 2, Plat Sheet 2 of 2, etc. 7. When the final plat has been approved by the planning commission two copies will be returned to the subdivider, with the approval of the planning commission certified thereon, for filing with the County Registrar as the official plat of record. 8. The planning commission shall approve or disapprove the final plat within sixty (60) days after its submission. Failure of the planning commission to act on this final plat within these sixty (60) days shall be deemed approval of it. If the plat is disapproved, the grounds for disapproval shall be stated upon the records of the planning commission. 9. Approval of the final plat by the planning commission shall not constitute the acceptance by the public of the dedication of any streets or, other public way or ground until acceptance of the road by the County Legislative Body. 10. The final plat shall show: a. The lines of all streets and roads, alley lines, lot lines, lots numbered in numerical order, reservations, easements, and any areas to be dedicated to public use or sites for other than residential use with notes stating their purpose and any limitations. The width and location of existing pavement shall be shown. The location of the rights of way for both sides of all public roads shall be shown, insofar as possible, to assist in determining any right of way or road improvements. The right of way on the opposite side of the public road from the subject property being subdivided shall be shown per available Washington County right of way maps if a recorded plat is not available for that property. b. Sufficient data to determine readily and reproduce on the ground the location, bearing and length of every street line, lot line, boundary line, block line and building line whether curved or straight, and including north point. This shall include the radius, central angle and tangent distance for the center line of curved streets and curved property lines that are not the boundary of curved street. c. All dimensions to the nearest one hundredth (100th) of a foot and angles to the nearest minute. d. Location and description of property markers. e. The names and locations of adjoining subdivisions and streets and the location and ownership of adjoining unsubdivided property. f. Date, title, name and location of subdivision, graphic scale, and north point. g. Location sketch map showing site in relation to area. h. Assignment of street names for 911 emergency purposes, as approved by the Washington County 911 Addressing Department. Addresses will be assigned per the policy of the Washington County Emergency Communication District.. i. All waivers and/or variances granted shall be noted on the final plat. j. All stormwater easements for conveying stormwater and stormwater management facilities or devices. Provide dimensions and notes or labeling explaining the purpose and limitations of the easements. k. A statement or note stating who is responsible for maintenance of stormwater conveyance and management facilities.

11 Page 8 l. Notes stating any stormwater management maintenance covenants and their recording references. m. Streams and wetlands and their buffers, in accordance with all County and State regulations. Provide notes and/or labeling explaining the purposes and limitations associated with them. Provide the stream name(s). If it is unnamed then label it as an unnamed tributary to the nearest downstream named stream. n. Provide notes pertaining to any environmental permits such as Aquatic Resource Alteration Permit (ARAP) that are needed in order to access or develop the infrastructure or the individual lots. o. Any other notes, easements, or labeling needed to ensure the development of the subdivision is in accordance with the approved construction plans, permits, and subdivision regulations and in accordance with any conditions of approval by the Planning Commission such as, but not limited to, road improvements to an existing public road or right of way. p. Provide note(s) applicable to any additional front yard setback, limited or denial of access, or conditions of access along arterial streets as approved by the Planning Commission. q. Provide note(s) stating driveway entrance permit required for connection to the public road through the Washington County Highway Department for County roads or TDOT for State roads. r. The required notes that apply to more than one sheet in the plat set may be shown on one plat sheet only as long as it is very clear that there are multiple sheets and that these notes apply to all of the sheets: s. For subdivision plats that create road frontage lots that would disturb at least one (1) acre of land at time of construction (either disturbance on each lot or all of the lots combined), the following note is required in lieu of developing an overall SWPPP for issuance of a NOC and Stormwater Management Plan at time of subdivision plat approval. Developer pays NOI fee for land disturbance as part of the subdivision approval: At time of building and grading permit application for each lot, the owner shall meet with the Washington County Zoning Office to discuss stormwater controls. The Following is required for each lot: 1. Complete a Stormwater Pollution Prevention Plan for Single Family Residential Homebuilding Sites. Consult with Washington County Zoning Office for details and assistance. 2. Provide stormwater best management practices to reduce the peak flow of and to filter the stormwater runoff from the lot before issuance of a certificate of occupancy. 3. The downspouts for each house should outfall as close to the house as possible without causing damage to the house and shall not be piped to the street right of way or closer than 10 to any property line.

12 Page 9 4. The driveways should be safely cross-sloped to discharge as much stormwater runoff as possible onto grass or other pervious surface. (1/8/13) t. Surveyors and Engineers may be required to place upon the plat any additional notations as required by the Zoning Administrator, Staff, or Regional Planning Commission. Such requirement will ultimately be approved by the Regional Planning Commission. (1/8/13) 11. The following certificates shall be presented with the final plat (see Appendix B): a. Certification showing that applicant is the land owner and dedicates streets, rights-of-way and any sites for public use. b. Certification by surveyor to accuracy of survey and plat and placement of property markers. c. If public sanitary sewer is available, certification by the sanitary sewer department or utility district that public sewer is available and adequate to serve the property. d. Certification by the County Road Commissioner that the subdivider has complied with one of the following alternatives: 1. Installation of all public road and stormwater improvements were constructed in accordance with both the Washington County Subdivision Regulations and the approved preliminary subdivision plan, where applicable, as approved by the Washington County Regional Planning Commission. 2. Posting of security of sufficient amount to assure such completion of all required improvements (See Appendix A). e. Certification by Washington County 911 Addressing Department has approved the subdivision name and street names. f. Certification of approval signed by the secretary of the planning commission g. If public water is available, a certification by the water department or utility district stating that water lines and pressure are adequate to serve the subdivision. h. Register of Deed Block. i. Division of Groundwater Protection Block (when applicable). 12. Requirements for Division of Groundwater Protection: The Division of Groundwater Protection with the Tennessee Department of Environment and Conservation (TDEC) is required to approve all final plats creating new, undeveloped lots five (5) acres in area or less. At any point in which requirements for TDEC review and approval are altered or changed, those requirements shall apply. The following requirements shall apply to final plats creating lots with existing structures utilizing an existing septic system: a. Existing septic system permitted by TDEC

13 Page Upon submission of the final plat for the Planning Commission Secretary s signature, the subdivider or agent is to provide a copy of the permit for the existing system. No change of lot lines or subdivision is to interfere with the location of the existing system or any designated duplication areas. The approximate location of the existing system and duplication area should be indicated on the final plat. 2. If the subdivider cannot locate or obtain a copy of the existing permit, the plat shall be treated as though the septic system was not previously permitted. b. Existing septic system Prior to TDEC Permitting or no permit available The subdivider shall follow one of the two options below: 1. The subdivider must obtain a signature from TDEC indicating that at a minimum, an adequate duplication area exists on the lot for the septic system or that a new septic system with a duplication area could be installed on the lot. 2. If the subdivider does not wish to obtain a signature from TDEC, then the following is required for the plat and lot: i. The following statements shall be placed on the plat: Lot ## contains a structure utilizing an existing septic system. No evaluation, testing or verification of the functionality of the system or adequate area for duplication should that system fail has been completed. Should the existing system fail, no guarantee is made as to whether there are adequate soils for a new septic system or a duplication area. Any purchaser of the lot is encouraged to verify continued viability of sewage disposal for the property prior to purchase. Water features, the use of a private well or other features of the property may further limit the available areas for utilization of a septic system. Furthermore, the owner of the property is required to sign and date a statement on the plat that reads, I/we the current owner(s) of lot ## state that to the best of our knowledge, the existing septic system is functioning properly. ii. The size of the lot must be at least twice that of what is required by the Zoning Resolution or the Subdivision Regulations, whichever is greater. c. Other miscellaneous situations listed below will generally not require a signature from TDEC. However, upon review, staff may require documentation including TDEC review in each of these situations. Likewise, staff reserves the right to refer any subdivision which may be approved administratively to the Planning Commission for their approval. 1. Minor adjustments of lot lines Minor adjustment of existing lot lines that do not substantially alter the area of a lot(s). 2. Consolidation of existing lots or combining of properties to include a reference to TCA (d). 3. Hooked lots separated by a public road or other feature which permanently separates the property.

14 Page 11 A. Streets ARTICLE III. GENERAL REQUIREMENTS AND MINIMUM STANDARDS OF DESIGN 1. Conformity to the Major Thoroughfare Plan The location and right of way width of all streets and roads shall conform to the official Major Thoroughfare Plan which may include a Major Street Plan within the municipality and/or a Major Road Plan within the Washington County Planning Region. 2. Relation to Adjoining Street System The proposed street system shall extend existing streets or projects. They shall be extended at a width no less than the required minimum width as set forth in this Article. 3. Access Streets to Subdivision Boundaries Sufficient access streets to adjoining properties shall be provided in subdivisions to permit harmonious development to the area, provide interconnectivity, and provide additional ingress/egress points for traffic including emergency vehicles. 4. Street Design Street Classification Right of Way Width Road Width Arterial Streets As designed or as designed Arterial streets are used primarily for fast or heavy traffic and are designated on the Major Thoroughfare Plan. These may be highways, interstates, and other major roads. Collector Streets Collector streets carry traffic from the major residential streets to the system of arterial streets and highways. Major Residential Streets Major residential streets carry internal subdivision traffic to a collector road and provide interconnectivity between adjoining properties. Minor Residential Streets (50 for open section) Minor residential streets provide access from the individual lots to the major residential streets. Minor residential streets may be loop streets, dead-end streets, short through streets, or frontage streets. Frontage streets are parallel to and adjacent to arterial streets and provide safer access to the subdivision lots along the arterial street. Each street shall not exceed twelve hundred (1200) feet in length without Planning Commission approval. Alleys Alleys are minor public ways used primarily for service access to the back or side of properties otherwise abutting on a street. See illustrations of the typical street cross sections.

15 Page 12 a. The rights of way are minimums and may be increased as needed with approval by the Planning Commission. b. In cases where topography, the shape of a piece of property, or other physical conditions make a street of the required minimum width or length impracticable, the planning commission may modify these requirements. c. The above road widths are from face of curb to face of curb for closed section streets and from edge of pavement to edge of pavement for open section streets. These road widths are based on two-way traffic flow. The road widths are minimums and may be increased with Planning Commission approval. However, the developer is encouraged to keep road widths to a minimum to help reduce vehicular speed, reduce stormwater runoff, and improve water quality. d. The Planning Commission may approve one-way streets on a case by case basis where topography, the shape of a piece of property, or other physical conditions warrant their use. For one way streets, the minimum road width shall be 12 and the minimum right of way shall be sufficient for installation of the road, utilities, and drainage but shall not be less than 30. The one-way street shall have a road width and/or horizontal curves large enough to allow for emergency and sanitation vehicle access. e. Roads may be open section (no curbing), as opposed to closed section (curbing), with Planning Commission approval. See Articles III and IV for additional design and construction requirements for open section streets f. The Planning Commission, with recommendations from the Washington County Departments, shall determine if parking is allowed along the streets and to what extent. Street parking signage such as, but not limited to, no parking and no parking this side of street is the responsibility of the developer.

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22 Page Improvements and Additional Right of Way Width on Existing Streets Subdivisions that adjoin existing streets shall dedicate additional right-of-way to meet the above minimum street right of way width requirements and may be required to provide grading and drainage improvements as noted below: a. The entire right-of-way shall be provided where any part of the subdivision is on both sides of the existing street. b. When the subdivision is located on only one side of an existing street, one-half of the required right-of-way, measured from the center line of the existing roadway, shall be provided. In no case shall the resulting ultimate right-of-way width be less than the minimum required right of way based on the street classification. c. When the subdivision of land is located on an existing public road, the petitioner may be required to provide grading and drainage improvements for the property s frontage along the existing public road. The extent of the improvements shall be determined by the Washington County Departments and approved by the Planning Commission. In lieu of completing these improvements before the final plat is approved, these improvements may be guaranteed with a security in accordance with Article IV.B. Minor administrative subdivisions are exempt from this standard unless it is part of a larger common development. 6. Restriction of Access Where a subdivision abuts or contains an existing or proposed major street, the planning commission may require frontage streets, reverse frontage lots possibly with screen plantings contained in a non-access reservation along the rear property line, or such other treatment as may be necessary for adequate protection of residential properties to afford separation of through and local traffic. Also see Article III, C, Lots for additional information concerning lots along an arterial street.

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25 Page Street Grades Grades on arterial and collector streets shall not exceed seven (7) percent without Planning Commission Approval. Grades on other streets shall not exceed thirteen (13) percent without Planning Commission approval. For streets intersecting proposed or existing streets, the minimum length of vertical curve shall be 10 times the algebraic difference between the two grades. The maximum centerline grade for the intersection road shall be 2% at the intersection. 8. Horizontal Curves Where a deflection angle of ten (10) degrees or more in the alignment of a street occurs, a curve of reasonable long radius shall be introduced. For arterial and collector streets the center line radius of curvature shall not be less than three hundred (300) feet; For major and minor residential streets the center line radius of curvature shall not be less than one hundred (100) feet. 9. Vertical Curves All changes in grade shall be connected by vertical curves of minimum length in feet equal to thirty (30) times the algebraic difference in rates of grade for arterial and collector streets and fifteen (15) times the algebraic difference in rates of grade for other streets. The planning commission may waive the strict enforcement of this requirement if the subdivider can show that the lot layout will be adversely affected and provided that this requirement is followed as closely as possible. Profiles of all streets showing natural and finished grades drawn to a scale of not less than one inch equals one hundred (100) feet horizontal, and one inch equals ten (10) feet vertical, may be required by the planning commission. 10. Intersections Street intersections shall be as nearly at right angles as it is possible, and no intersection shall be at an angle of less than sixty (60) degrees. To permit the construction of a curb having a desirable radius, property line radii at all street intersections shall not be less than twenty (20) feet. Where the angle of the street intersection is less than ninety (90) degrees, the planning commission may require a greater radius. 11. Tangents A tangent of at least one hundred (100) feet long shall be introduced between reverse curves on arterial and collector streets. 12. Street Jogs Street jogs with center line offsets of less than seventy-five (75) feet shall not be allowed.

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27 Page Dead End Streets a. Minor terminal streets or court designed to have one end permanently closed shall be no more than twelve hundred (1200) feet long unless approved by the Planning Commission They shall be provided at the closed end with a turnaround having an outside right of way diameter of at least one hundred (100) feet with a pavement diameter of eighty (80) feet or the planning commission may approve an alternate design such as the T or Y turnaround b. Where, in the opinion of the planning commission, it is desirable to provide for street access to adjoining property, proposed streets shall be extended to the boundary of such property. Such dead-end streets shall be provided with a temporary turn-around meeting the geometry of permanent dead-end streets. 14. Private Streets and Control Strips There shall be no private streets platted in any subdivision. Every subdivided property shall be served from a publicly dedicated street. There shall be a control strip for the final five (5) feet of rights of way at the perimeter of the subdivision. No person shall cross or otherwise utilize this strip without the approval of the Planning Commission. There shall be no control strips restricting access to public streets, except where the control of such strips is with the planning commission. 15. Stormwater Drainage a. General All streets and roads must be so designed as to provide for the discharge of surface water from the right-of-way of all streets and roads by grading and drainage as shall be approved by the planning commission. Where it is the opinion of the planning commission that water cannot be adequately discharged by surface drainage, the planning commission may require the installation of a closed storm drain system. Private stormwater conveyance systems shall be designed for the 25 year storm event and a flow path for the 100 year storm shall be provided so that no structures are negatively impacted. Pursuant to the National Pollutant Discharge and Elimination System, Phase II Policy and the Washington County Illicit Discharge Detection and Elimination Resolution, all proposed storm drains shall be required to be manufactured with the stamp reading Drains to Creek, Do Not Dump Waste or similar language and/or with the universal fish symbol on the grate to alert the public not to drain illicit discharges to the storm drain system. When connecting to an existing drainage system, the existing drainage system shall be analyzed to determine available capacity. The new drainage system shall not overload the existing drainage to the point that it causes flooding of public streets, structures, or private property, or does not make an existing flooding problem any worse. b. Public Storm Drain Definitions 1. A stormwater drainage system is a network of natural or manmade structures, channels, and pipes that collect, convey, store, or treat stormwater runoff. The network can consist of both private and public systems. 2. A private stormwater system is for stormwater runoff from private property and flowing within the property or from one private property to another private property. Drainage easements and drainage facilities that only contain private stormwater systems shall not be maintained by Washington County.

28 Page A public stormwater system is for stormwater runoff flowing through or from publicly owned land or public rights of way. Public stormwater systems must be located within publicly owned land, dedicated rights of way, or drainage easements granted to Washington County. There shall be no structures, trees, or other obstructions placed within publicly maintained drainage easements that would restrict, divert, or block the flow of stormwater or that would prohibit access to the public stormwater system for maintenance and improvements. c. All publicly maintained storm drains shall meet the following: 1. All pipes under the road pavement and within the road prism (a line drawn at 45 degrees into the ground away from the outside edge of the compacted stone base) shall be designed and installed for a minimum service life of 50 years, unless otherwise noted in these regulations. All other publicly maintained storm drains shall be designed and installed for a minimum service life of 30 years, unless otherwise noted in these regulations. The allowable pipe material for the service life requirements shall be determined by the Washington County Highway Department in conjunction with other Washington County Departments. This list of allowable storm drain materials shall be approved by the Planning Commission and updated and reapproved from time to time as needed. 2. For major infrastructure projects, pipes with an excessive depth, or where failure of the pipe could cause structural damage and/or major flooding, the pipes shall be designed for a service life of 75 years. The Washington County Departments shall determine which pipes have to meet this criteria. 3. Shall be designed for the 25 year storm event except major infrastructure projects and pipes conveying large drainage areas through developments may be required to design for the 100 year storm event. The Washington County Departments shall determine which pipes would need to meet the 100 year storm design criteria. For storm drain systems designed for the 25 year storm event, the flow path through the property for the 100 year storm shall be considered and the project designed so the 100 year storm overflow will not damage any residence, bridge, public road, or other critical structure. 4. Storm drains shall be designed using standard engineering practices. The minimum acceptable diameter is fifteen (15) inches or equivalent arch or elliptical pipe. 5. The minimum desirable physical slope should be 0.5% for smooth invert pipe such as reinforced concrete (RCP) or double wall plastic (HDPE) and 1.0% for non-smooth invert pipe such as corrugated metal pipe (CMP). The Planning Commission, with a favorable recommendation from the Washington County Departments, may approve flatter slopes on a case by case basis, 6. Culvert skews shall not exceed 45 degrees as measured from a line perpendicular to the roadway center line. The Planning Commission, with a favorable recommendation from the Washington County Departments, may approve a greater angle on a case by case basis, 7. Shall be installed and backfilled per manufacturer s specifications for heavy duty loading. The pipes shall be placed at a sufficient depth below the road bed to avoid structural collapse or deformation of the pipes and in no case shall the top of the pipe be less than one (1) foot below the compacted base course unless an alternative design is provided by a professional engineer. The pipes shall be laid with spigot end pointing in the direction of the flow and with the ends fitted and matched to provide tight joints and a smooth uniform invert.

29 Page The ends of the pipes shall be protected with a headwall or end section, unless it would create a traffic safety issue, 9. Be located within publicly owned land, dedicated rights of way, or stormwater easements granted to Washington County. There shall be no structures, trees, or other obstructions placed within publicly maintained drainage easements that would restrict, divert, or block the flow of stormwater or that would prohibit access to the public stormwater system for maintenance and improvements. 16. Street Names 17. Alleys Proposed streets which are obviously in alignment with others already existing and named, shall bear the names of existing streets. In no case shall the name for proposed streets duplicate existing street names, irrespective of the use of suffix street, avenue, boulevard, driveway, place, or court. Through its index list of street names on file, the planning commission can assist the subdivider in avoiding duplication. Washington County 911 Addressing Department shall approve and certify the subdivision name and the street names prior to Planning Commission approval of the final plat. Alleys shall be provided to the rear of all lots used for business purposes, and may be provided in residential blocks with Planning Commission approval. 18. Traffic Calming Long straight sections of roadway shall be discouraged. The maximum street length without an intersection requiring stopping, horizontal curve sufficient to slow vehicular speed, dead end, or traffic calming device is 500. Traffic calming devices on new roads shall not be speed bumps, humps, or other vertical devices unless associated with a raised crosswalk or intersection and with Planning Commission approval. 19. Sight Distance The locations of intersections, horizontal and vertical curves, and grading shall be designed to provide for sight distance, in accordance with Washington County Highway Department criteria, or TDOT criteria if County criteria does not exist, to ensure the safety of pedestrians and vehicular traffic. This includes the intersection of new public roads with existing public roads. The designer should take into account the driveway locations for individual lots as well when designing the lot layout. The driveways for individual lots should be located at time of construction to maximize sight distance.

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34 Page 31 B. Blocks C. Lots 1. Length 2. Width Blocks shall not be less than four hundred (400) nor more than twelve hundred (1200) feet in length, except as the planning commission considers necessary to secure efficient use of land or desired features of street pattern. In blocks over eight hundred (800) feet in length the planning commission may require one or more public crosswalks of not less than ten (10) feet in width to extend entirely across the block and at locations deemed necessary. Blocks shall be wide enough to allow two tiers of lots of minimum depth, except where fronting on major streets or prevented by topographical conditions or size of the property, in which case the planning commission will approve a single tier of lots of minimum depth. 1. Arrangement and Width a. Insofar as practical, side lot lines shall be at right angles to straight street lines or radial to curved street lines. Each lot less than two (2) acres in total area must front for a minimum of twenty-five (25) feet upon a public street; each lot greater than or equal to two (2) acres in total area must front for a minimum of fifty (50) feet upon a public street. The planning commission may approve a smaller lot width if the subdivider can show that a smaller lot width does not destroy the intent of these regulations. b. There shall be no more than two (2) contiguous flag lots at the street right of way. c. For single and two family residential use lots along an arterial street with driveway access onto the arterial street, the following shall apply: 1. The minimum lot width shall be 100, or in accordance with the Zoning Resolution, whichever is greater. 2. The front setback shall be 1.5 times the required setback in the Zoning Resolution. 3. There shall be a turnaround associated with the driveway so vehicles do not back into the street. 4. Notes shall be provided on the final plat stating these conditions. 2. Minimum Size The size, shape and orientation of lots shall be such as the planning commission deems appropriate for the type of development and use contemplated. Where a public sanitary sewer is reasonable accessible, the subdivider shall connect with such sewer and provide a connection to each lot. Where a public sewer is not accessible, an alternate method of sewage disposal may be used, when meeting all applicable public health regulations. a. Residential lots shall meet the minimum area and width requirements in accordance with the Washington County Zoning Resolution b. Size of properties reserved or laid out for commercial or industrial properties shall be adequate to provide for the off-street service and parking facilities required by the type of use and development contemplated. Platting of individual lots should be avoided in favor of an overall design of the land to be used for such purposes. c. The size and widths of lots shall in no case be less than the minimum requirements of any zoning ordinance in effect.